ACORD 25 vs ACORD 28: which certificate do you need?
ACORD publishes dozens of standard insurance forms, and the two people mix up most are the ACORD 25 and the ACORD 28. They look similar, both are one page, and both are called "certificates." But they prove different kinds of insurance and go to different people.
The short version
| ACORD 25 | ACORD 28 | |
|---|---|---|
| Full name | Certificate of Liability Insurance | Evidence of Commercial Property Insurance |
| Proves | Liability coverage: GL, auto, umbrella/excess, workers' comp and employers' liability | Property coverage: buildings, business personal property, business income |
| Typical requester | General contractors, property managers, event venues, facilities teams | Lenders, landlords, equipment lessors |
| Key boxes | Limits, ADDL INSD, SUBR WVD, policy dates, certificate holder | Property location, covered perils, values, deductibles, mortgagee / loss payee |
| Protects the requester against | Claims caused by the vendor's work or operations | Damage to property they have a financial interest in |
If you're collecting certificates from subcontractors or vendors, you want the ACORD 25. For a field-by-field walk-through, see how to read an ACORD 25, or click through the annotated ACORD 25 sample.
ACORD 25: Certificate of Liability Insurance
The ACORD 25 answers: "If this vendor causes an injury or damage, is there insurance to pay for it, and am I protected?" It shows:
- Commercial general liability, with each occurrence and aggregate limits
- Automobile liability
- Umbrella or excess liability
- Workers' compensation and employers' liability
- whether the certificate holder is an additional insured (ADDL INSD) and whether subrogation is waived (SUBR WVD)
It's the form in every subcontract, vendor agreement and venue rental packet. If you need to check one now, the free ACORD 25 checker reads it and compares it to your requirements.
ACORD 28: Evidence of Commercial Property Insurance
The ACORD 28 answers a different question: "If this building or equipment is damaged, is it insured, and will I get paid?" It shows:
- the property location and a description of the property
- coverage amounts for building, business personal property and business income
- causes of loss (basic, broad or special form) and deductibles
- the additional interest, usually a mortgagee or lender's loss payee, with the lender's name and loan number
A tenant gives an ACORD 28 to a landlord to prove it insures its improvements and contents. A borrower gives one to the bank. A contractor might provide one for builder's risk coverage when the contract requires it.
Where ACORD 24, 27 and 855 fit
- ACORD 24, Certificate of Property Insurance. An older form for property coverage, still issued by some agents. Many lenders prefer the ACORD 28 because it has a dedicated place for mortgagee and loss payee details.
- ACORD 27, Evidence of Property Insurance. Mostly used for personal and residential property, such as proof of homeowners coverage for a mortgage.
- ACORD 855, New York Construction Certificate of Liability Insurance Addendum. An addendum used alongside the ACORD 25 on New York construction projects. It answers detailed questions about exclusions and endorsements. In New York, workers' comp proof also comes on state forms (such as C-105.2 or U-26.3) rather than the ACORD 25 alone. See New York workers' comp requirements.
Can one vendor need both?
Yes. A tenant doing a build-out might give the landlord an ACORD 28 for its property coverage and an ACORD 25 for its liability coverage. A contractor's tenant improvement sub gives the GC an ACORD 25. Ask for the form that matches the risk you're worried about.
Either way, it's informational
Both forms say something like: this certificate is issued as a matter of information only and confers no rights upon the certificate holder. Neither form changes the policy. When a right really matters, such as additional insured status or lender's loss payee status, ask for the endorsement that creates it.
Tracking ACORD 25s across all your vendors
Collecting one certificate is easy. Keeping every vendor's ACORD 25 current is the hard part. Certy reads each certificate, checks limits plus the additional insured and waiver boxes on general liability against your requirements, and reminds vendors before policies expire.
ACORD and ACORD 25 are trademarks of ACORD Corporation. Certy isn't affiliated with ACORD.
Frequently asked questions
What is the difference between ACORD 25 and ACORD 28?
ACORD 25 is a Certificate of Liability Insurance. It shows general liability, auto, umbrella and workers' comp. ACORD 28 is Evidence of Commercial Property Insurance. It shows coverage on buildings and business property and is usually requested by landlords and lenders.
Which ACORD form do subcontractors need to provide?
ACORD 25. General contractors and property managers ask subs and vendors for the ACORD 25 because it shows the liability and workers' comp coverage that protects them from claims arising from the vendor's work.
Who asks for an ACORD 28?
Mostly lenders and landlords. A bank financing a building, or a landlord requiring a tenant to insure its improvements and contents, wants to see property coverage, which is what ACORD 28 shows.
What is ACORD 27?
ACORD 27 is Evidence of Property Insurance, used mainly for personal and residential property, such as when a mortgage lender needs proof of homeowners coverage. Commercial property is usually shown on ACORD 28.